Wow, I havnt logged on in a good minute, but been working still. Im having a tough time getting sellers who want to participate. I keep adding to my buyers list through my marketing. Bandit signs, local bulletin boards, word of mouth etc. So that parts good.

What im looking for is some encouragement from you fellow Naked Guys. Can anyone give me a deal with with a happy ending? I just want to know this stuff works. I believe but Dam its hard.

I guess its like a little rant, but if you have a done deal story i can sure use the kick in the @$$ right now.

Greatly Appreciated.

Salsa - I know it's easy to get discouraged. All I can say is don't give up! I am doing 2-4 deals a month, on average. I am doing approximately 80% cooperative assignments, 20% other types of wholesaling. Things were really slow for me in November and December, as far as finding buyers goes. I only sold 2 homes in November & December.

I did add a bunch of inventory. I have 22 homes on my website now, so I am expecting to start selling them soon at a pretty good clip. I also am still picking up deals from sellers. Just picked up 1 yesterday after only talking to the seller for 10 minutes. I haven't even seen the house yet or met the seller.

The most important key I think is marketing, marketing, marketing. You can't stop or lighten up on your marketing. What are the best forms of marketing for me right now?

1) Cold calls For Rent ads (craigslist, newspaper, etc)
2) Emails to Craigslist For Rent ads
3) Text messaging For Rent ads - (shhh, let's keep this our little secret, text messaging really does work!!!!!!!!!!!!)
4) Voice blast For Rent ads (I like CallFire.com & VoiceShot.com - another super secret - don't tell any investors in your area!)
5) Referrals - (I get probably 25% of my deals from referrals)

Just yesterday, I emailed 8 houses and sent text messages to 12 others. I picked up 1, maybe 2, deals. Not bad for 1 hour of work?

When you are talking to sellers, you have to be confident and know what you're talking about. You almost have to play hard to get. I tell sellers that I can only help a limited number of sellers every month, and they need to get me their information as soon as possible to see if I can fit them in.

Also, my agreements are non-exclusive - so they can sell the house on their own if they want. I know there has been a lot of discussion about this lately, but I think it's very important. I win a lot of deals because of this. Sellers often ask me "What's the catch? It doesn't cost me anything? I can cancel anytime?" I make it extremely difficult for them to say no. I probably only lose 10%-20% of my deals because the seller sold it first. It's no fun, but it's part of the business. You really need to focus on what's in the best interest of the seller. When your sellers realize this, you will win more of their business.

So don't give up. Ramp up your marketing! It's all a numbers game. If you want more deals, do more marketing. If you don't like making cold calls, hire someone to do it for you. Pay them $250 -$500 for every deal you buy. Practice your sales & negotiating skills.

If you want to do 2-4 deals a month, you should probably be talking to 5-10 sellers a day. And you will probably need 10-30 homes on your website. See how important marketing is?

Keep it up. Don't be discouraged. I hope that helps...

Joe,

I just love reading your posts! Thanks so much for contributing to this board. I spoke to you a while back on the phone and you were very nice and helpful

Just wondering if you have any luck with expired listings, vacant/absentee owners and ownerw with little or no equity? I would think they would be pretty motivated.


Thanks,
Rosanna

Way to go Joe!! Love those marketing ideas. I think I've used all of 'em except the text messaging. (Didn't Bev say that she used that as well?) Excellent idea....I think I'll try it Do you send those from your cell?

salsa, don't give in to those negative thoughts and creeping doubts. Everyone goes through it when getting started. All it takes is one deal to give your confidence a boost. So don't quit on yourself before giving yourself a chance to succeed. And keep in mind we are in what is traditionally a very slow time of the year for real estate. Now, with the holidays out of the way, you'll begin to see an increase in activity and interest.
In the meantime, as has already been said, marketing is your key. Talk to sellers. The ones who aren't interested, just blow 'em off and move on. The ones who are need to be hit with an offer. Do that, and the deals will begin to fall.

Ditto what MichaelC said. This is a slow time of year. But it's a great time to build your inventory.

For text messaging, I use Google Voice. It's free. But you have to do one at a time. You might be able to text message through Skype. Haven't tried it. Yes, BEV! is the one who brought this to my attention. I think it might work better is some parts of the country that are a little more tech savvy. (Is BEV! still out there????)

By the way, if anyone else knows of a way to send mass text messages, let me know! I tried to use VoiceShot, but they told me no. They have a way to do it, but you have to call an account rep & they ask you why you want to send mass text messages. Unless you want to lie to them, they won't let you do it. So, really, does anyone out there know how to send mass text messages? PM me. I'll give you $100, or a big, fat, wet kiss - you pick.

Any luck with expired listings, absentee owners, etc? Well, yes, but I send them postcards which have more of a "we buy houses" message. I use that market mainly for my traditional wholesaling model. It all just depends. Right now, I like calling For Rent ads the best. Their free to get, and their cheap to market to. You get a much better bang for your buck with emails, cold calls, text messages, and voice blasts, than you can with postcards.

Having said that, I know a full-time wholesaler here in St Louis who is making a KILLING doing traditional wholesaling. He is making $20,000 - $50,000 a month. For real. Not kidding. But do you know how much he is spending on marketing per month? $4,000 - $5,000. And he has almost everything outsourced. Amazing guy. If you want more information about him, PM me. He has a site where he sells an e-book. But again, he does traditional wholesaling. That is probably only 10% of my business.

Hey Joe,

I'm not sure how useful this would be, or if you have
the phone for it, but I've recently downloaded a (free app)
from iTunes (for my iPhone) that allows for free texting. There also
several other benefits and features. It's called Text Plus. I'm not
on my computer, or I'd send you a link. Again, not sure how useful
this would be, as I just installed it and I'm still getting used to it myself.

I'd be interested in the info regardingyour wholesaler/friend.
You can send me a PM. Thanks.

I have to say thanks for the kick. I really needed it. You mention not giving up as we all hit that spot. I have no intentions of giving up
(no one like a quiter) Im working to get my first deal, which i feel will repel me to the top. It is nice to know others have had the same hard time getting the first one.
Now for the other insight on texting, and marketing ideas, I would never haad gone there. But of course, through this posting iv learned again. I am now thinking of other ways to get me my sellers. So help me keep my dream alive with your done deal stories and ideas that got you there.

I will keep on keepin on.

Salsadunes

Type "mass text messaging" into your search engine. A fair number of companies claiming to offer bulk SMS text messaging pop up.

What's your ballpark marketing budget?

On an unrelated note, didn't you like that guy in Dallas who was selling rather a expensive seminar on automating a lease/option business? If so, I'd appreciate the lowdown on it. I don't place much stock in websites to give me real information on the value of something, and more importantly why it's valuable.

Are you meaning John Jackson?
If so, he's a fellow Naked member
and knows his stuff.
"pilot76180" is his forum name.

Yeah, that's the guy. I can hardly ask him about the quality of his own seminar, now can I?

My marketing budget for CA's is only a couple hundred dollars a month... It doesn't take much.

Joe

How do you decide which method to use for which ad?

I use all the methods for all the ads.

You cold call, email, text, and voice blast the same seller? That doesn't create a bunch of annoyed sellers?

OMG! I miss you guys so much!
Yes, I've been busy but that's no excuse for me to abandoned you all.. (feel the love?)..
I now have facebook I just started 3 days ago or so for this very same reason so we can still stay in touch and talk about the Naked Investor of course.
I have no friends yet on my facebook but I'm very picky as to who I friend with (is gotta be from this board only). Let's see how it goes LOL
Admin, friend me
I want friends.... just make sure and tell me who you are and that you're from the Naked Investor before I friend anybody please.

BEV!

You're JUST NOW getting on Facebook, Bev?!
Welcome to the club!

Request sent.

Jason, I've been in Facebook for a while but on social matters.. This new facebook I just opened is strictly for Real Estate chatting only (this board).

Guys, I have received over 20 friend request since this post but I need to know if they're all from here.. Please let me know otherwise I can't accept them


Thanks,
BEV!

Ah, I see now.
With your internet savvy, I figured you were already on there.
I sent a note with my request.

Later.

Well, look who is back in the fold. Hello, Bev. I'm your worst addiction, aren't I?

You're just "worst", that's all
I created this new facebook profile because my other one (personal one) is taking up too much of my time and I need to focus more on my Real Estate business and need you guys to keep me on my toes.
So please stop by once in a while guys and shake me up.. You'll be doing me a favor while we all get to know each other through the process.

Thanks,
BEV!

Salsadunes....

I would like to recommend a book to you. Its called "Think and Grow Rich" by Napolean Hill. You cannot always be on the forums but it is extremely important to stay focused and keep your mind on a positive level and even "fake it till you make it" if you have to! This book will help you with maintaining the kind of mindset and attitude it takes to make it through slumps and times in our lives when our vision of our future starts getting placed on the back burner because of daily struggles! GO READ IT! You can google it and most likely find a free Ecopy(Ebook) online somewhere.

Start looking at this business like you would a job when it comes to daily routine... and look at it like a business when it comes to negotiating and "choosing" your income. In other words... work it like a slave daily but always be looking for opportunity and a chance to grow. I go through phases of learn... burn... learn... burn and so I basically work it and then self educate and repeat. Your attitude and mindset is everything right now! So go check out that book, stay plugged in to this community or local investors or something that keeps your mind on the proper level.

Just remember... there are so many people out there doing this and there is no reason why you cant! NO REASON! Stop telling yourself "You will get a deal soon" and start telling yourself... "You will get a deal"! Dont think about the "time" just think about the "action".

Do this and then when it happens... do it again =). It gets easier! I have flipped houses, lease optioned, Multi Investor-invested (burnt down house), and when your busy doing it... its an adventure! Stay plugged in though.... one way or another.... and in your down time... "LEARN".

Hope this helps and even I have hurdles too after learning so much so don't get discouraged!

Well guys and gals, i have taken all your advice and have made some progress. I do appreciate all the feedback as it does get lonely trying to clsoe my first one. I now have three offers out there with the hopes of getting one of them.

Im working all marketing angles i can think of. Things are picking up but that rotten JOB seems to keep getting in my way. So i push foward in hopes of my Dream.

Please keep the ideas and good stuff coming.

Bev or Jason would probably have some suggestions. They may come along and reply, or you can shoot a PM to either one and I'm sure they'll be happy to help.

Hey Michael,

What, exactly, are you wanting to do by sending mass text messages?
I have something set up on my own, but it is more informational and is permission-based...meaning,
customers/clients email my system first. A few seconds later, they receive an automated reply. I can
change and alter the reply message to say anything I want. I mainly use this set up for mobile text coupons
for local businesses, but the you can implement text messages for virtually any type of business or marketing purpose.
I discussed in another post in which they can be used to provide information on any particular property...something to
cut down on taking too many call throughout the day.
Here is the post.

But, seeing you're wanting to send them out (hopefully not spam?), I can recommend either AdKing or DKText. These 2 can do what I just described above. However, with my method and what I'm using, it's a little cheaper. I do use a WordPress plug-in whereby I am able to collect cell #s from folks that opt in to my website. If you're wanting to go the cheaper, more hands-on route, you can create a website and install the plug-in, found HERE.

I, personally, have yet to use AdKing or dktext, so I cannot comment on their systems. I really don't have a need to, seeing I can do the aforementioned
things myself. Let me know if I can be of more help.

Good luck!

Okay, I goofed up in my post. I was trying to quote jvmccall's post from January 6. (See quote in Jason's post above this post.) The first paragraph was from his post...and the second paragraph was my response. I do use AdKing, and was going to give him that information offline. Sorry for the mess-up. Hopefully, next time, I'll be able to figure out how to use the "quote" notation properly. I sincerely apologize for the confusion.